The People Who Teach Our Kids Can’t Afford to Live Here.
Affordable Housing Isn’t What You Think — It’s for teachers and essential workers already serving our city.
Why I Started This Site
Hi, I’m Ollie Stern. I live across the street from Pacific Elementary, and I go to Mira Costa High School, where I run the Real Estate Club. My mom is a public school teacher right here in Manhattan Beach. We’re lucky because we live in the city where she teaches. But most teachers can’t say that.
Even though they work full-time jobs helping our community, many teachers, school staff, and first responders can’t afford to live in the city they serve. Housing costs have become so high that even middle-income professionals are being priced out. That’s why I created this page, to explain what affordable housing really means and who it’s for.
This isn’t about outsiders. It’s about the teachers, librarians, coaches, and staff who already make Manhattan Beach better every day. Affordable housing means giving those people a chance to live closer to their jobs, spend more time with their families, and stay part of our community.
Who Qualifies in Manhattan Beach?
Many people don’t realize that under current income guidelines, most public school teachers, firefighters, and city staff in Manhattan Beach qualify for low or moderate-income housing.
Based on 2024 HUD income limits for L.A. County:
Low-Income (80% AMI)
$83,500
for a single person
Moderate-Income (120% AMI)
$125,280
for a single person
MBUSD Teachers
Average Salary: ~$85,000
Entry-Level Police/Fire
$90k – $100k
City & Support Staff
Often below $75,000
Bottom line: These incomes qualify. But housing in Manhattan Beach is almost completely out of reach without help. That’s where state-approved affordable housing programs come in.
What the Law Allows
Under California Government Code §7061 (SB 649), cities like Manhattan Beach can give legal preference
in affordable housing to essential workers, such as:
- Teachers
- Firefighters
- Nurses
- Police officers
- Other public employees
This is allowed under both state and federal law, as long as it’s done fairly and transparently.
Programs can use this preference for affordable housing financed with LIHTC or tax-exempt bonds.
Why It Matters
Right now, most teachers and first responders who work here can’t afford to live here.
That means long commutes, less connection to the community, and more strain on local families.
This isn’t about outsiders. This is about the people who already give back every day.
More housing options = stronger schools, safer streets, and a more inclusive future.
Manhattan Beach’s Housing Goal (2021–2029)
The City is required to plan for 774 new housing units during the 6th Cycle Housing Element period.
Extremely Low-Income
161
units
Very Low-Income
161
units
Low-Income
165
units
Moderate-Income
155
units
Above Moderate
132
units
These figures are based on the Regional Housing Needs Allocation (RHNA) determined for the city by state and regional authorities.
The City must complete planning and implementation by 2029, with certain zoning changes required by February 2025 under AB 1398.
Understanding how AB 2295 can help build more units
1. One-Sentence Definition
AB 2295 allows California school districts to build affordable housing for teachers and school staff on district-owned land by right.
2. Plain English Summary
Assembly Bill 2295 (2022) helps school districts provide housing for teachers and staff who can’t afford to live in the communities they serve.
- By-right approval on district-owned parcels.
- Must be 100% affordable to school staff.
- Cities must treat the land as if zoned residential.
3. Legal Summary
The bill requires cities to allow school districts to develop housing “by right,”
so long as projects meet objective standards.
4. How It Applies in Manhattan Beach
- MBUSD can convert underused parcels.
- No zoning change required.
- City cannot block or delay projects.
- Helps teachers earning $50k–$120k.
Watch: Oliver Stern Speaking to Manhattan Beach City Council About AB 2295
Supporting Information & Links
City Info: 6th Cycle Housing Element
Official page for the 2021–2029 housing plan.
Full 6th Cycle Housing Element Document
The complete planning document.
City of Manhattan Beach General Plan
Long-term development framework.
Residential Overlay District
Required zoning changes.
CA Senate Bill 649
Full text & history.
HUD 2024 Income Limits
Official HUD data.
Regional Housing Needs Assessment (RHNA)
State housing allocations.
What You Can Do
🗣 Talk to Your Neighbors
Most people have no idea how broad the term “affordable housing” really is. Share this page and start a conversation.
📧 Email City Council
Let them know you support policies that help essential workers live in the community they serve.
📚 Voices From Mira Costa
Check out the blog written by students at Mira Costa High School who care about housing,
fairness, and the future of our city.
Visit the Student Blog